448 E Telegraph St #49 · Washington, UT 84780

$174,000

2 bd · 2.0 ba · 698 sqft · Manufactured public records · 46 Days on market

Built 1993 1,742 sqft lot $70/mo HOA · 4% of rent

---

Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.1/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a desirable 55+ community, this well-maintained 2-bedroom, 2-bath mobile home offers comfortable living on a generously sized lot. The interior features a bright and functional layout with a spacious living area and a thoughtful bedroom split for added privacy. Enjoy outdoor living year-round under the covered patio, perfect for relaxing or entertaining. The large lot provides additional space and flexibility, while the included storage shed offers convenient room for tools, seasonal items, or hobbies. Low-maintenance living in a quiet, established community.

Key facts

• Large lot
• Covered patio
• Storage shed

Tags

• COVERED PATIO
• LARGE LOT
• STORAGE SHED

Property features AI

Finance

• Other: Above-grade finished area: 698; Lot size: 0.04 acres; Zoned single-family
• HOA & community: Homeowners association with a $70 monthly fee; HOA covers sewer and trash; Community clubhouse; Subdivision: CHEROKEE SPRINGS RV PARK

Exterior

• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Water connected (culinary)
• Home design: Modular home; Single-family property; Built/standing condition
• Construction: Aluminum construction materials; Aluminum roof
• Exterior features: Covered patio; Curb and gutter; Paved road; Landscaping: full

Interior

• Kitchen: Free-standing range/oven
• Bedrooms: Two main-level bedrooms; Primary bedroom on the 1st floor
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Primary bathroom; Free-standing range/oven

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $174k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Recommended offer: $169k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#59 in UT, #3,809 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living D, amenities F, health & safety F.
• Washington District (urban): math 42% / reading 45% proficiency, ranked #37 of 80 in UT (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington School (math 42% / reading 37%, grade F, #332 of 585 statewide, top 58%, 463 students, 59% FRL); Pine View High (math 29% / reading 48%, grade F, #74 of 171 statewide, top 43%, 1,143 students, 33% FRL).
• Market conditions: Rents soft (-0.1%/yr); 1024 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,140 units permitted in Washington County in 2024 (650 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Washington County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,780 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.22%
• DSCR: 1.28
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.65×
• Total profit: $-17,285
• Equity at exit: $25,944

10-year hold

• IRR: -5.2%
• Equity multiple: 0.71×
• Total profit: $-14,341
• Equity at exit: $15,044

Cash invested: $48,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 86 Strongly Landlord-Friendly
• State Utah: 86 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

3-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 84780

• Rents YoY: -0.1%
• Active inventory: 1024
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,762 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$72
• HOA: −$70
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $253

Break-even live

Break-even rent $1,442

Max offer price $174,000

Occupancy floor 81%

Sensitivity live

Price	-10% $351	-5% $302	+0% $253	+5% $203	+10% $154
Rent	-10% $113	-5% $183	+0% $253	+5% $322	+10% $392
Rate	-1.0pp $340	-0.5pp $297	base $253	+0.5pp $207	+1.0pp $162

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 N 500 W Washington, UT	1.0–3.0	1.0–2.0	912	$1,810	$1.98	21d	1	0.87mi
45 N Red Trail Ln Washington, UT	2.0	1.0–2.0	699	$1,649	$2.36	14d	1	0.94mi
1165 E Bulloch St Washington, UT	1.0–3.0	1.0–2.5	1210	$1,724	$1.42	14d	8	1.06mi
190 N Red Stone Rd Washington, UT	1.0–3.0	1.0–2.0	943	$1,674	$1.77	14d	10	1.14mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 22 events

1. 2026-06-19
   days on market $174,000 Active 46 DOM
2. 2026-06-18
   days on market $174,000 Active 45 DOM
3. 2026-06-17
   days on market $174,000 Active 44 DOM
4. 2026-06-16
   pricedays on market $174,000 Active 43 DOM
5. 2026-06-15
   days on market $185,000 Active 42 DOM
6. 2026-06-14
   days on market $185,000 Active 40 DOM
7. 2026-06-13
   days on market $185,000 Active 39 DOM
8. 2026-06-10
   days on market $185,000 Active 37 DOM
9. 2026-06-09
   days on market $185,000 Active 36 DOM
10. 2026-06-08
    days on market $185,000 Active 35 DOM
11. 2026-06-07
    days on market $185,000 Active 34 DOM
12. 2026-06-05
    days on market $185,000 Active 31 DOM
13. 2026-06-02
    days on market $185,000 Active 29 DOM
14. 2026-06-01
    days on market $185,000 Active 28 DOM
15. 2026-05-31
    days on market $185,000 Active 27 DOM
16. 2026-05-30
    pricedays on market $185,000 Active 26 DOM
17. 2026-05-05
    listed $195,000 Active
18. 2026-05-04
    listed $195,000 Active 576-char remark

    Show marketing remark (576 chars)

    Located in a desirable 55+ community, this well-maintained 2-bedroom, 2-bath mobile home offers comfortable living on a generously sized lot. The interior features a bright and functional layout with a spacious living area and a thoughtful bedroom split for added privacy. Enjoy outdoor living year-round under the covered patio, perfect for relaxing or entertaining. The large lot provides additional space and flexibility, while the included storage shed offers convenient room for tools, seasonal items, or hobbies. Low-maintenance living in a quiet, established community.

19. 2016-05-13
    soldstatus
20. 2006-04-13
    soldstatus
21. 2004-02-13
    soldstatus
22. 2003-02-06
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast UT · Resets to sale price

• Current annual tax: $1,010 · $84/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$138/yr (+$12/mo · 13.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,140
• − Mortgage interest: −$9,747
• − Property taxes: −$1,010
• − Insurance: −$870
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − HOA: −$840
• − Depreciation: −$5,062
• Taxable income: $229
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $2,976/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Washington District
• NCES district ID: 4901140
• Math proficiency: 42% ▼ -3.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $50,861
• Composite: 37.47/100
• National rank: #4408
• State rank: #37 of 80 in UT

Livability — Washington

• Score: 75/100
• State rank: #59
• US rank: #3809

Category grades

Amenities F Commute A+ Cost of living D Crime A Employment A+ Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington, UT
• County: Washington County · 179,216 people
• City population: 32,366
• Metro: St. George, UT
• Population (ZIP): 32,366
• Household income: $91,963
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 1036.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 193,324 people
• By 2030: 211,699 · +9.5%
• By 2040: 246,449 · +27.5%
• By 2050: 278,447 · +44.0%
• By 2075: 342,734 · +77.3%
• By 2100: 382,815 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Italian 6% Slovak 5% Lithuanian 3%
• Foreign-born: 5% · Canada, Jamaica, China
• Languages at home: 89% English-only · Spanish 8% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+52.3) · D 23.0% · R 75.2% · Other 1.8%
• 2008→2024 swing: +1.2pp toward D · 2008: -53.5pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+51.7 2016: R+52.1 2012: R+67.0 2008: R+53.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -144.73%
• Current HPI: 248.9421
• Rent YoY: ▼ -0.06%
• Metro: St. George, UT
• State GDP YoY: ▲ 3.54%
• F500 in state: 2

Industry mix (Fortune 500 HQ in UT)

Industry	F500 HQs	Revenue
▸Financial Services	1	$3B

Price history

+0.0% since first listed

6 events — show timeline

• 2026-05-05 Listed $195,000 WFRMLS
• 2026-05-04 Listed $195,000 WCBOR
• 2016-05-13 Sold (Public Records) — Public Records
• 2006-04-13 Sold (Public Records) — Public Records
• 2004-02-13 Sold (Public Records) — Public Records
• 2003-02-06 Sold (Public Records) — Public Records

Property tax history

+11.6%/yr

Latest (2025): $1,010 · +0.4% YoY. Source: county tax records.